695 Summit Ave · Mammoth Spring, AR 72554

$159,900

5 bd · 1.5 ba · 2,314 sqft · SingleFamily public records · 98 Days on market

Built 1940 0.39 ac lot

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.9/30.0
• Appreciation +8.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious two- story home, conveniently located close to downtown and the park. This home has 5 bedrooms making it ideal for a larger household, guest space, or a home office. This home offers a large kitchen with abundant cabinet space, perfect for cooking and storage. Very large bedrooms with lots of closet space, a utility room, and a formal dining area. Step outside and enjoy the large wrap around deck, perfect for your morning coffee or enjoying the evening sunsets. This property also features a large fenced in back yard with a garden area. This home combines space, functionality, and a desirable location.

Key facts

• Garden area
• Large kitchen
• Wrap around deck

Tags

• LARGE KITCHEN
• WRAP AROUND DECK
• FENCED IN BACK YARD
• GARDEN AREA

Property features AI

Finance

• Financial info: Potential financing: FHA, Conventional, or Cash

Exterior

• Parking: Parking pads; Side entry parking
• Utilities: Public sewer; Public water; Insulated windows
• Home design: Inside city limits; Metal roof
• Construction: Metal/vinyl siding; Other foundation (see remarks)
• Exterior features: Porch; Wood fence; Cleared lot; Paved road access

Interior

• Kitchen: Electric range
• Flooring: Wood flooring; Vinyl flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central cooling (electric); Central heat (propane)
• Interior features: Washer stays; Dryer stays; Electric water heater; Partially unfinished basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (17.3% below list).
• Recommended offer: $132k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.9% in Mammoth Spring — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#7 in AR, #2,817 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment C-, amenities F.
• Mammoth Spring School District (town): math 31% / reading 39% proficiency, ranked #126 of 238 in AR (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 88 active listings in the ZIP.

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (7.0% local appreciation)).
• Fulton County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $78k; list at $160k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,260 (17.3% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.39×
• Total profit: $62,079
• Equity at exit: $110,320

10-year hold

• IRR: 18.8%
• Equity multiple: 4.91×
• Total profit: $175,245
• Equity at exit: $209,118

Cash invested: $44,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 72554

• Home prices YoY: 3.3%
• Active inventory: 88
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,323 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$33 /mo · $398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $106

Break-even live

Break-even rent $1,188

Max offer price $159,900

Occupancy floor 87%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $159,900 Active 98 DOM
2. 2026-06-18
   days on market $159,900 Active 97 DOM
3. 2026-06-17
   days on market $159,900 Active 96 DOM
4. 2026-06-16
   days on market $159,900 Active 95 DOM
5. 2026-06-15
   days on market $159,900 Active 94 DOM
6. 2026-06-14
   days on market $159,900 Active 92 DOM
7. 2026-06-12
   days on market $159,900 Active 91 DOM
8. 2026-06-09
   days on market $159,900 Active 88 DOM
9. 2026-06-08
   days on market $159,900 Active 87 DOM
10. 2026-06-07
    days on market $159,900 Active 86 DOM
11. 2026-06-07
    days on market $159,900 Active 85 DOM
12. 2026-06-04
    days on market $159,900 Active 82 DOM
13. 2026-06-02
    days on market $159,900 Active 81 DOM
14. 2026-06-01
    days on market $159,900 Active 80 DOM
15. 2026-05-31
    days on market $159,900 Active 79 DOM
16. 2026-05-31
    days on market $159,900 Active 78 DOM
17. 2026-04-09
    status Active 617-char remark

    Show marketing remark (617 chars)

    Spacious two- story home, conveniently located close to downtown and the park. This home has 5 bedrooms making it ideal for a larger household, guest space, or a home office. This home offers a large kitchen with abundant cabinet space, perfect for cooking and storage. Very large bedrooms with lots of closet space, a utility room, and a formal dining area. Step outside and enjoy the large wrap around deck, perfect for your morning coffee or enjoying the evening sunsets. This property also features a large fenced in back yard with a garden area. This home combines space, functionality, and a desirable location.

18. 2026-04-02
    status Pending 617-char remark

    Show marketing remark (617 chars)

    Spacious two- story home, conveniently located close to downtown and the park. This home has 5 bedrooms making it ideal for a larger household, guest space, or a home office. This home offers a large kitchen with abundant cabinet space, perfect for cooking and storage. Very large bedrooms with lots of closet space, a utility room, and a formal dining area. Step outside and enjoy the large wrap around deck, perfect for your morning coffee or enjoying the evening sunsets. This property also features a large fenced in back yard with a garden area. This home combines space, functionality, and a desirable location.

19. 2026-03-13
    listed $159,900 Active 617-char remark

    Show marketing remark (617 chars)

    Spacious two- story home, conveniently located close to downtown and the park. This home has 5 bedrooms making it ideal for a larger household, guest space, or a home office. This home offers a large kitchen with abundant cabinet space, perfect for cooking and storage. Very large bedrooms with lots of closet space, a utility room, and a formal dining area. Step outside and enjoy the large wrap around deck, perfect for your morning coffee or enjoying the evening sunsets. This property also features a large fenced in back yard with a garden area. This home combines space, functionality, and a desirable location.

20. 2026-03-13
    listed $159,900 New Listing

    Show marketing remark (617 chars)

    Spacious two- story home, conveniently located close to downtown and the park. This home has 5 bedrooms making it ideal for a larger household, guest space, or a home office. This home offers a large kitchen with abundant cabinet space, perfect for cooking and storage. Very large bedrooms with lots of closet space, a utility room, and a formal dining area. Step outside and enjoy the large wrap around deck, perfect for your morning coffee or enjoying the evening sunsets. This property also features a large fenced in back yard with a garden area. This home combines space, functionality, and a desirable location.

21. 2022-03-21
    soldstatus 675-char remark

    Show marketing remark (675 chars)

    2-STORY HOME 9-ROOMS 5 or more bedrooms, big, covered porch ideal for parties, grilling, with storage underneath. 2- central heat and air units, plus an outside wood furnace set up to heater water. The 21x10 kitchen has a lot of cabinets, plus a 9x14 room attached for dining room or could be use as additional bedroom. Grounds have a wood privacy fence on 3 sides, and a variety of young established fruit trees. There's room for a gardening area in the back yard and a play area. Only 9 blocks and you can dip your feet in Spring River for swimming, boating, fishing, etc. , or enjoy the state park around Mammoth Spring. Drastic Reduction for Immediate sale NOW $77,500.00

22. 2022-03-03
    soldstatus $77,500
23. 2021-08-09
    listed $77,500 675-char remark

    Show marketing remark (675 chars)

    2-STORY HOME 9-ROOMS 5 or more bedrooms, big, covered porch ideal for parties, grilling, with storage underneath. 2- central heat and air units, plus an outside wood furnace set up to heater water. The 21x10 kitchen has a lot of cabinets, plus a 9x14 room attached for dining room or could be use as additional bedroom. Grounds have a wood privacy fence on 3 sides, and a variety of young established fruit trees. There's room for a gardening area in the back yard and a play area. Only 9 blocks and you can dip your feet in Spring River for swimming, boating, fishing, etc. , or enjoy the state park around Mammoth Spring. Drastic Reduction for Immediate sale NOW $77,500.00

24. 2016-07-11
    soldstatus $39,900
25. 2000-05-19
    soldstatus $27,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $398 · $33/mo
• Projected year-2 tax: $1,023 · $85/mo
• Expected delta: +$625/yr (+$52/mo · 156.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,871
• − Mortgage interest: −$8,957
• − Property taxes: −$398
• − Insurance: −$800
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$4,652
• Taxable loss: −$1,475
• Est. tax savings @ 24.0%: +$354
• After-tax cash flow: $1,632/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Mammoth Spring School District
• NCES district ID: 0509270
• Math proficiency: 31% ▼ -24.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $32,157
• Composite: 28.62/100
• National rank: #6709
• State rank: #126 of 238 in AR

Livability — Mammoth Spring

• Score: 77/100
• State rank: #7
• US rank: #2817

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mammoth Spring, AR
• Population (ZIP): 2,749

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 11,739 people
• By 2030: 11,330 · -3.5%
• By 2040: 10,483 · -10.7%
• By 2050: 9,717 · -17.2%
• By 2075: 8,351 · -28.9%
• By 2100: 6,853 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Slovak 2% Serbian 1% Romanian 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+62.1) · D 18.0% · R 80.1% · Other 1.9%
• 2008→2024 swing: -43.3pp toward R · 2008: -18.9pp · 2024: -62.1pp
• All cycles: 2024: R+62.1 2020: R+57.2 2016: R+50.7 2012: R+33.1 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.95%
• Current HPI: 219.211
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

+492.2% since first listed

9 events — show timeline

• 2026-04-09 Relisted — SOMO
• 2026-04-02 Pending — SOMO
• 2026-03-13 Listed $159,900 CARMLS
• 2026-03-13 Listed $159,900 SOMO
• 2022-03-21 Sold (MLS) — SOMO
• 2022-03-03 Sold (Public Records) $77,500 Public Records
• 2021-08-09 Listed $77,500 SOMO
• 2016-07-11 Sold (Public Records) $39,900 Public Records
• 2000-05-19 Sold (Public Records) $27,000 Public Records

Property tax history

-5.7%/yr

Latest (2025): $398 · +4.5% YoY. Source: county tax records.